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Commission backs ordinance to set density limits in several Bel Air commercial zones, excludes downtown district
Summary
The Planning Commission recommended the Town Board adopt proposed density limits for B2a and B3a commercial zones and added minimum parcel sizes for townhouse developments, but members moved to exclude the central B2 district from the changes following concern about creating widespread nonconformities.
The Bel Air Planning Commission voted to recommend that the Town Board adopt a package of zoning code changes that would add density limits in several commercial form‑based districts and impose minimum parcel sizes for townhouse and similar developments.
Kevin (planning staff) presented the package, which would insert density metrics into zones that historically lacked them — notably B2, B2a and B3a — and align multifamily, townhouse and semi‑detached density rules across multiple zones. Staff also proposed a minimum overall parcel size for townhouse developments in R2 and R3 (the draft uses a 60,000‑square‑foot threshold as a starting point).
Commission discussion focused on potential unintended consequences. Several commissioners and staff observed that applying density limits in the B2 central district could create many nonconforming properties, some of which are historic and occupy narrow, long lots created under older development patterns. Commissioners worried buildings that burn down or need replacement could be barred from rebuilding to prior footprints without pursuing variances.
After discussing alternatives — such as applying density limits only to parcels above a minimum size or removing B2 from the change entirely — the commission approved a recommendation to the Town Board that adopts the proposed density limits for B2a and B3a and the R‑zone parcel minimums, but excludes B2 (the downtown/central district) from the ordinance. Staff said the Hickory Avenue lot and the Bel Air Academy property would likely conform under the draft limits, while smaller historic parcels in central B2 would not.
The commission’s recommendation will be forwarded to the Town Board. Staff and commissioners said they will continue to refine the minimum parcel threshold and consider possible exceptions so that needed reinvestment in existing small developments is not unintentionally discouraged.
Ending: The Planning Commission supported density limits and minimum parcel sizes in several zones while carving out the downtown B2 district to avoid creating broad nonconformities; the Town Board will consider the commission’s recommendation.
